The Review Process. of the Interior s Standards for

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1 77 The Board of Historical Architectural Review and the Historical This section presents a comprehensive inventory and a detailed analysis of the activities of the Historical Architectural Review Board () and Historical between 2003 and The purpose of this section is to identify preservation issues and trends and also to evaluate the effectiveness of the Township s historic preservation regulations and historic review process. The Boards The Board of Historical Architectural Review () and the Historical are similar advisory bodies that serve in two slightly different capacities. Perhaps the most significant difference between the two bodies is that the reviews properties located within local historic districts and the Historical reviews all other properties listed on the Township Historic Resource Inventory. This can be confusing when National Register Districts are added to the mix because three of the six National Register Districts within the Township are also designated as local historic districts and three are not (Figure E1). The guiding principle is that a property must be in a local historic district to be reviewed by the regardless of any National Register listing. The Review Any improvement requiring a building permit and involving a resource listed on the Historic Resource Inventory is first required to obtain approval from the Board of ers before the building permit can be issued. The and the Historical review applications for consistency with the Secretary of the Interior s Standards for the Treatment of Historic Properties and provisions pertaining to historic preservation in the Township codes. Both advisory bodies are composed of individuals with historic preservation expertise and the design review process is structured to provide the applicant with suggestions to ensure that the improvements to the historic resource are appropriate. A written recommendation is then provided to the Board of ers regarding the appropriateness of the proposals. The Board of ers; however, makes the final determination as to whether or not a project may be approved and what, if any, conditions are attached. Historic Districts Advisory Body Name Village No. of Listings Year Created Local Designation Ardmore Commercial Center District Ardmore Haverford Station Historic District Haverford Merion Friends Meeting/ General Wayne Inn Historic District Merion Local and National Designation Gladwyne/ Merion Square Historic District Gladwyne Harriton Historic District Gladwyne Mill Creek Historic District Gladwyne National Designation Byrn Mawr College Bryn Mawr Mill Creek Boundary Increase Gladwyne West Laurel Hill Cemetery Bala Cynwyd Figure E1

2 78 issues report Secretary of the Interior s Standards In addition to the historic preservation requirements contained within the Lower Merion Township Code, both the Historical and use guidelines developed by the Secretary of the Interior to evaluate the appropriateness of proposed improvements to designated historic resources. The Secretary of the Interior s Standards for the Treatment of Historic Properties (The Standards) list four treatment approaches: Preservation, Rehabilitation, Restoration, and Reconstruction. The guidelines for Rehabilitation are most commonly applied by the Historical and the. The Standards were originally developed by the Secretary of the Interior to provide criteria for proposed project work on registered properties within the Historic Preservation Fund grantin-aid program. Over the years, the Standards have been expanded to include all federal historic rehabilitation projects and have also been adopted by state and local historic preservation agencies across the country. Generally speaking, the purpose of the Standards is to assist reviewers, architects, contractors and property owners in sustaining a property s utility while preserving portions and features which contain significant historic, cultural or architectural value. To this end, the Standards are dynamic and encourage the thoughtful and creative treatment of historic resources. Prior to each meeting of the and the Historical, the Township s Historic Preservation Consultant prepares a technical review memo and requests that members review applications for compliance with the applicable Standards: 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the historic property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired Weeks, Kay D. and Anne E. Grimmer. Introduction: Choosing an Appropriate Treatment for the Historic Building. Standards for the Treatment of Historic Properties National Park Service. 24 Aug < choose_treat.htm>.

3 79 When the historic resource under consideration is located within a local historic district and reviewed by, the formal name of the approval which is issued by the Board of ers is a Certificate of Appropriateness. The can recommend to the Board of ers that the application be approved as submitted; that the application be approved with conditions, or recommend that the application be denied. Alternatively, when the resource is listed on the Historic Resource Inventory but not located within a local historic district, and reviewed by the Historical, the Board of ers issues an Approval Letter allowing for the issuance of a building permit. The Historical can recommend to the Board of ers that the application be approved as submitted, that the application be approved with conditions, recommend that the application be delayed, or in the case of Class I resources, recommend that the application be denied (Figure E2). One of the tools utilized by the Township to encourage the preservation of Class II historic resources is the ability to delay demolition or inappropriate changes degrading the integrity of the resource. The purpose of the period of delay of up to 90 days is to: Provide an opportunity for the Historical and the to educate the applicant about alternatives to the design or demolition of a Historic Resource; and/or Allow for appropriate documentation of the resource. All applications for exterior improvements or demolition of historic resources listed on the Township Historic Resource Inventory must go before the Historical or the. The advisory bodies weigh the effect of the demolition or the proposed changes to the historical significance and architectural integrity of the resource in question, in addition to other factors such as the economic feasibility of adaptive reuse of the resource proposed for demolition. An important role of the Historical and the is to make every effort to communicate with the applicant to help them understand the historical importance of the resource, its significance to the Township and alternatives to design or demolition. The Historical or the makes a written recommendation to the Board of ers to either: approve the application as submitted, approve the application subject to the submission of appropriate documentation of the resource prior to demolition, or a delay of inappropriate changes or demolition. The Historical The Historical advises the Board of ers with regard to the preservation or demolition of properties listed on the Township Historic Resource Inventory. The Historic Resource Inventory lists the buildings, structures and sites in the Township designated for preservation, some or all of which may be located within an historic district while others are distributed throughout the Township. The Historical and the Historic Resource Inventory were created by ordinance on March 15, The Historical held its first meeting on July 13, The Historical is composed of seven Township residents and/or property owners of the Township with expertise and interest in historic preservation. Historical members are volunteers appointed to five year terms by the Board of ers and must include: 1. a registered architect with at least five years of experience with historic preservation; and 2. an architectural historian. and Historical Application Approval Figure E2

4 80 issues report Criteria for Placement on the Historic Resource Inventory & Classification Requirements When the Historic Resource Inventory was adopted it provided a foundation of information and list of resources to build upon. It was adopted with the intent to research and document additional resources as well as add and remove properties over time. A building, structure or a site may be placed on the Historic Resource Inventory if it meets any three or more of the following criteria: 1. Has significant character, interest, or value as part of the development, heritage or cultural characteristics of the Township, county, region, commonwealth or nation or is associated with the life of a person significant in the past; 2. Is associated with an event of importance to the history of the Township, country, region, commonwealth or nation; 3. Embodies an icon associated with an era characterized by a distinctive architectural style; 4. Embodies distinguishing characteristics of an architectural style or engineering specimen; 5. Is the noteworthy work of a designer, architect, landscape architect or designer or engineer whose work has significantly influenced the historical, architectural, economic, social or cultural development of the Township, county, region, commonwealth or nation; 6. Contains elements of design, detail, materials or craftsmanship which represent a significant innovation; 7. Is part of or related to a commercial center, park, community or other distinctive area which should be preserved according to an historic, cultural or architectural motif; 8. Owing to its unique location or singular physical characteristic, represents an established and familiar visual feature of the neighborhood, community or Township; 9. Has yielded or may be likely to yield, information important in prehistory or history; or 10. Exemplifies the cultural, political, economic, social or historical heritage of the community. Class I refers to resources listed on the National Register of Historic Places, or resources which have received a Determination of Eligibility to be on the National Register. Class I resources can be either individual listings or contributing resources within a historic district. Because of the importance of Class I resources, the Historic Resource Overlay District provides use and bulk incentives, such as reduced setback requirements or increased impervious surface, to encourage the preservation of these resources. The Board of ers may deny demolition of Class I resources. Class II refers to designated historic resources with local or regional significance that are not currently designated as Class I resources. Some Class II properties have received a Determination of Eligibility to be on the National Register and are eligible to be upgraded to the Class I designation. However, when the Historic Resource Inventory was adopted various properties that had obtained a Determination of Eligibility to be on the National Register were removed from the Historic Resource Inventory due to initial opposition to the Class I designation. The intent was to research the properties, educate the property owners and potentially add the properties at a future time. The Historic Resource Overlay District also provides use and bulk incentives to encourage the preservation of Class II resources. The Board of ers may delay demolition of Class II resources for up to 90 days.

5 81 The Historical is supported by a historic preservation consultant who is a professional architect with historic preservation experience and knowledge of local and state preservation codes. Depending upon the type of application being reviewed, the Historical may also be supported by members of the Township staff, including the Building and Director, the Zoning Officer or the Senior Planner. The Historical reviews proposed alterations to the exterior of designated historic resources, and may also provide recommendations regarding the impact of the proposal to the landscape in which the property is located. The Subdivision and Land Code requires that a historic resource impact study be prepared for historic properties requiring subdivision or land development approval or proposing complete demolition. The historic resource impact study provides historical and contextual information for the Historical and staff to evaluate improvement proposals. Residents may also seek the advice of the Historical concerning the appropriateness of any proposed improvement to a property which may have historical significance but is not listed on the Historic Resource Inventory. The Historical also makes recommendations to the Board of ers regarding whether properties may be added to or removed from the Historic Resource Inventory and further distinguishes between those properties to be classified as Class I and Class II Historic Resources. In addition, the Historical has been instrumental in providing recommendations on historic preservation ordinances and incentives for property owners to maintain historic structures in the Township. An annual awards program has been created by the Board of Historical Architectural Review and later joined efforts with the Historical to recognize property owners who make positive contributions to historic preservation in Lower Merion Township. The annual awards program is one of many ways in which advisory bodies can promote the benefits of historic preservation through public outreach and property owner education. Historical Applications The Historical has influence over approximately 900 properties listed on the Township s Historic Resource Inventory. Between 2003 and 2008, the Historical met 66 times and reviewed 180 applications involving 132 properties. The Historical is scheduled to meet once a month unless there are no applications to discuss or review. As the following chart details, the number of applications declined between 2003 and 2005, but has steadily increased since 2005 (Figure E3). Approximately 82% of all applications presented to the Historical between 2003 and 2008 involved residential properties. The remaining 18% of the applications involved properties utilized for commercial or institutional uses. Approximately 92% of all resources that require the review of the Historical are residentially zoned, which explains the high proportion of residential applications to the Historical. The largest number of applications (41) involved properties in Gladwyne. Five of these applications involved properties located within the Mill Creek Boundary Increase District, which is a historic district listed on the National Register of Historic Places; however, it is not a locally designated historic district. The remaining applications were distributed throughout the township, including high concentrations in Bryn Mawr, Haverford and Villanova (Figure E4).

6 82 issues report F i g u r e E 4 T h e V i l l a g e d e s i g n a t i o n o f t h e c h a r t a b o v e i s b a s e d o n p o s t a l c o d e a d d r e s s. Application Types For the purpose of this section the applications reviewed by the Historical may be broadly separated into five categories: 1. Architectural review A review of new, separate structures proposed to be constructed on properties listed on the Historic Resource Inventory or a consultation regarding modifications to properties that are historically significant but are not listed on the Inventory. 2. Conditional use The Historic Resource Overlay District provides incentives to preserve historic resources, such as allowing for alternative uses or reducing the required setbacks, by conditional use. Demolition permit A request to raze or demolish a structure. Demolition/renovation The removal, modification and/or construction of improvements altering the façade of exterior architectural features. Historic Resource Inventory amendment The addition, removal, change in status or administrative modifications to the Historic Resource Inventory. The Zoning Code broadly defines the terms Demolition or Demolish as The razing or destruction, whether entirely or in significant part, of the exterior of a building, structure or site. Demolition includes removal of a building or a structure from its site or the removal, stripping, concealing or destruction of the façade or any significant exterior architectural features which are integral to the historic character of the resource, D e m o l i t i o n / r e n o v a t i o n r e q u e s t s v a r y s i g n i f i c a n t l y i n s c o p e. T h e C h r i s t - C h a p e l C h u r c h o n C i t y A v e n u e r e p l a c e d s t a i n e d g l a s s w i n d o w s w i t h w i n d o w s s i m i l a r t o t h o s e i n o t h e r p o r t i o n s o f t h e b u i l d i n g w h e r e a s t h e d e m o l i t i o n / r e n o v a t i o n r e q u e s t f o r t h e P e n n h u r s t b u i l d i n g i n W y n n e w o o d i n v o l v e d t h e r e m o v a l a n d r e c o n s t r u c t i o n o f a n a d d i t i o n, t h e e n c l o s u r e o f a n a r e a a b o v e a n d b e l o w t h e e x i s t i n g p o r c h, t h e a d d i t i o n o f s t a i r s t o t h e first floor porch and window replacement.

7 83 for whatever purpose, including new construction or reconstruction. When this term is applied to historic resources, a modification as simple as changing the type of windows may be considered a demolition. Because one single application may involve multiple requests, more requests were presented to the Historical than applications. The Historical reviewed a total of 194 requests (Figure E5). Approximately 61% of all requests to the Historical involved Demolition/Renovation requests. Typically these requests involved alterations to the existing historic resource such as additions and window replacements that altered, but did not involve the actual razing of the historic resource. The Historical reviewed the proposals to ensure they were consistent with the Standards and would provide applicants recommendations to improve the project in context with the historic resource. Between 2003 and 2008 the Historical reviewed 32 amendments to the Inventory (Figure E6). Two administrative modifications to the Inventory were requested involving one change of address and one request for clarification in regards to which structures on one property were actually listed as resources on the Inventory. Six amendment requests were made to remove properties from the Inventory; three properties were removed and three properties remain on the Inventory. One property on Montgomery Avenue was not approved for removal from the Inventory and as a result of the process has since been renovated and preserved. A request to remove the Ludington Estate on Old Gulph Road, a Class I resource, was modified to a request to downgrade the listing to a Class II resource. A request initiated by the Historical to remove

8 84 issues report a resource that was proposed to be significantly modified contrary to the Standards was deferred until the construction is complete, at which time the Historical will reconsider removing the structure from the Inventory. The Historical considered 11 additions to the Inventory. These requests were brought forth by both individual property owners and the Historical. Eight of the proposed additions were recommended for approval by the Historical and formally approved for addition by the Board of ers. One applicant received a recommendation for approval to add a barn as a Class II listing from the Historical, but chose not proceed to the Board of ers with the request due to opposition from the neighborhood. Public outreach and education is critical to the success of local historic preservation initiatives. Public outreach serves the dual purpose of informing property owners about opportunities available for preserving resources, while at the same time easing concerns of neighbors who may be impacted by the implementation of historic preservation incentives available. An inventory of the current educational historic preservation programs and the possibility of creating additional programs as a means to further promote historic preservation should be explored in an element of the comprehensive plan. Properties listed on the Inventory are eligible to take advantage of several bulk and use incentives which may be granted by conditional use by the Board of ers. In Pennsylvania local jurisdictions do not presently have the ability to offer tax incentives for preserving historic resources. However, properties listed on the National Register of Historic Places may qualify for the federal rehabilitation tax credit. The Historical evaluates the conditional use request and forwards recommendations to the Board of ers. Twenty-one conditional use requests involving 15 properties were presented to the Historical between 2003 and 2008 (Figure E7). Accounting for the number of conditional use applications is one T h e m o s t n o t a b l e a d d i t i o n s t o t h e I n v e n t o r y i n c l u d e t h e R e d R o s e F a r m o n M o u n t P l e a s a n t Road in Villanova and the Price Inn on Lancaster Avenue in Wynnewood. Incentives Requested by Conditional Use Description Requests Setback Reduction 9 Increased Building Area 3 Increased Impervious Surface Accessory Apartment 2 Home Occupation 2 Multi-Family Figure E7 way to measure the effectiveness of the incentives provided in the Historic Resource Overlay District. The dimensional incentives allow for building area, impervious surfaces and front, side and rear yard setbacks to be modified by up to 15%. The greatest number of requests pertained to setback reductions, which allowed property owners to construct structures closer to the property lines than would have been allowed under conventional zoning requirements. Three requests involving two properties were made to allow for an increased building area, which means that the structures on the site are allowed to cover a greater area than would typically be allowed by conventional zoning. Three requests were made to utilize the incentive permitting an increased percentage of allowable impervious surface. There are many structures located in older neighborhoods throughout Lower Merion that do not comply with existing zoning provisions because they were constructed prior to the enactment of the zoning code. This nonconformity with the zoning code makes reasonable expansions to existing older structures difficult. The incentives are intended to offset some of the disadvantages associated with maintaining and improving older structures, such as nonconform- 3 2

9 85 O n e o f t h e s e t b a c k r e d u c t i o n r e q u e s t s i n v o l v e d a p r o p e r t y i n t h e E n g l i s h V i l l a g e i n W y n n e w o o d. T h i s n e i g h b o r h o o d w a s c o n s t r u c t e d p r i o r t o t h e a d o p t i o n o f t h e L o w e r M e r i o n T o w n s h i p Z o n i n g C o d e i n B e c a u s e o f t h e u n i q u e c h a r a c t e r a n d u n i t y o f d e s i g n t h e E n g l i s h V i l l a g e m a y b e a p o t e n t i a l c a n d i d a t e t o b e c o m e a l o c a l h i s t o r i c d i s t r i c t. ing setbacks. However, a relatively low number of requests were made in regards to the dimensional incentives. A comprehensive plan element should include an evaluation of the effectiveness of existing historic resource incentives and also evaluate methods to improve public awareness of their existence. The historic resource incentives also provide flexibility in the uses permitted on the property. Two conditional use requests were made to allow existing carriage houses to be utilized as accessory dwelling units. One request was made to permit a women s clothing designer studio to continue to operate from a pump house and one request was made to permit a home occupation to be situated within 300 feet of an existing home occupation. Two conditional use requests were made involving the proposed multi-family development at the former Barker s Mill location, adjacent to Rolling Hill Park in Gladwyne. The Barker s Mill development utilized the incentive permitting multi-family conversion of Class I historic resources. Without the incentive the rehabilitation and adaptive reuse of the Mill property may not have been possible. Class I resources are afforded the greatest flexibility in regards to the actual use of the property; however, only one Class I resource was the subject of requests to utilize the use incentives which means that numerous incentives were not successfully applied between 2003 and The current list of incentives should be examined to determine how the incentives may be modified to create a more appealing and applicable benefit to encourage the preservation of historic resources. Eleven requests for architectural review were brought to the Historical, which typically involved the construction of new buildings on properties listed on the Historic Resource Inventory such as detached garages, pool houses or sheds. These projects were reviewed for the impact that the new construction would have on the existing historic resources. The Historical reviewed eleven demolition requests involving ten properties. The ability to delay the demolition of historic resources is an important tool that is implemented by the Township. Six of the demolition applications did re- HISTORIC RESOURCE OVERLAY DISTRICT USE INCENTIVES Uses Permitted Class 1 Class 2 Accessory apartment Historic resource home occupation Academic or technological research facility Artist studio or crafts workshop Bed-and-breakfast Community center Convalescent home, personal care facility, home for the aged Cultural studio Food preparation or catering facility Gallery, museum, antique or gift shop Multifamily use Personal service shop (tailor, barber, etc.) Professional office Repair services Figure E8

10 86 issues report sult in the razing of historic resources and others are pending. However, two historic resources that could have been potentially demolished have since been preserved and restored; these are the frame tenant house at Harriton Farm in Villanova and Minniecliffe on Righters Mill Road in Penn Valley. Lee s Shoddy Mill at the intersection of Belmont Avenue and Rock Hill Road was the subject of two requests for demolition by two different property owners. The demolition of the mill building is impending; however, due to the process in place, the property has been thoroughly documented and the documentation is available for the public to review at the Lower Merion Township Administration Building. One demolition request was presented for properties in Haverford that could potentially have historical significance but were not listed on the Historic Resource Inventory. While the Historical was able to discuss the demolition of the properties with the applicant, the Historical was not able to recommend any delay of demolition or require that documentation of the properties be submitted prior to their demise. The Board of Historical Architectural Review () The Board of Historical Architectural Review, known locally as the, is a public advisory body created by state and local laws that makes recommendations to the Board of ers in regards to alterations to properties within local historic districts. Lower Merion Township established a in 1962 in accordance with the provisions of the State of Pennsylvania s Historic District Act, General Assembly #167 of The is composed of nine volunteer members appointed by the Board of ers. All members must be residents of the Township or have ownership interest in property in the Township. The must include: 1. a registered architect; 2. a licensed real estate broker; 3. a building inspector; and 4. six other members who have a knowledge of and interest in the preservation of historic districts. At least four of the members must be residents of or have their place of business in one of the historic districts. members are appointed to five-year terms with a maximum of two consecutive terms. The is supported by the Township s Zoning Officer and a historic preservation consultant who is a professional architect with historic preservation experience and knowledge of local and state preservation codes. Depending upon the type of application being reviewed, the may also be supported by other members of planning staff. advises the Board of ers regarding the appropriateness of proposed changes to buildings and properties located within the Township s six local historic districts, including: Ardmore Commercial Center Historic District; Gladwyne Historic District; Harriton Historic District; Mill Creek Historic District; Merion Friends Meeting/General Wayne Inn Historic District; and Haverford Station Historic District. The reviews building and demolition permit applications affecting the exteriors of buildings located within the designated local historic districts and issues a recommendation to the Board of ers as to whether a proposed action is appropriate to the character of the subject building and historic district. The also reviews subdivision plans that contain buildings which are in a local historic district, supports and participates in contin- Classifications of Properties within Historic Districts Contributing Resource - (building, site, structure, or object) adds to the historical or traditional cultural associations, historic architectural qualities, or archeological values for which a property is significant because: it was present during the period of significance, relates to the documented significance of the property, and possesses historical integrity or is capable of yielding important information about the period; or independently meets the National Register criteria. Non-Contributing Resource - (building, site, structure, or object) does not add to the historic architectural qualities, historical or traditional cultural associations, or archeological values for which a property is significant because: it was not present during the period of significance or does not relate to the documented significance of the property; or due to alterations, disturbances, additions, or other changes, it no longer possesses historical integrity or is incapable of yielding important information about the period; or does not independently meet the National Register criteria National Register Bulletin 16A (p. 16) ued research and documentation of the history of the Township, creates and utilizes standards for evaluating historic structures and assists in educating residents of the Township on the value of historic preservation. Understanding

11 87 Board of Historical Architectural Review () Applications The local historic districts encompass 348 historic resources, of which 35% were involved in an application requiring review between 2003 and The met 69 times and reviewed 218 applications involving 120 separate resources within this time period. The design review process is structured to be a dialogue between the applicant and the for the purpose of making a better project. provides applicants recommendations to improve the project in context with the historic resource that is to be affected. It is common for the applicant to modify the project and return to the for approval with a second application. Only 32% of the proposals were heard and acted upon in one review cycle by the board. Commercial properties accounted for 72% of all applications from 2003 to Residential properties accounted for 22%, and institutional uses accounted for the remaining 6% of the applications (Figure E10). However, just 34% of all resources within local historic districts are commercially zoned. The reason for the high proportion of applications involving commercial uses may be due in part to the number of requests for alterations to business signage, which requires approval. The vast majority of applications involved properties located in the Ardmore Commercial Center Historic District and the Gladwyne/Merion Square Historic District. Sixty-four percent (139) of the applications concerned properties located in the Ardmore Commercial Center Historic District and approximately 24% (52) applications pertained to properties located in the Gladwyne/ Merion Square Historic District.

12 88 issues report * T h e H A R B a l s o r e v i e w e d 1 0 a p p l i c a t i o n s i n v o l v i n g t h e H a r r i t o n F a r m d e v e l o p m e n t. T h e o r i g i n a l h i s t o r i c e s t a t e w a s s u b d i v i d e d p r i o r t o t h e c r e a t i o n o f t h e l o c a l H i s t o r i c Resource Inventory and the Historical Comm i s s i o n. W h i l e t h e p r o p e r t y i s l i s t e d o n t h e N a t i o n a l R e g i s t e r, n o a d v i s o r y b o d y h a d oversight of improvements to historic prope r t i e s n o t l o c a t e d w i t h i n h i s t o r i c d i s t r i c t s a t t h e t i m e t h e p r o p e r t y w a s s u b d i v i d e d. T h e B o a r d o f C o m m i s s i o n e r s i m p o s e d a c o n d i t i o n o f a p p r o v a l r e q u i r i n g t h a t a n y exterior improvements to the existing hist o r i c r e s o u r c e o r n e w c o n s t r u c t i o n c r e a t e d a s a r e s u l t o f t h e s u b d i v i s i o n r e t u r n t o t h e H A R B f o r r e v i e w a n d a p p r o v a l, w h i c h i s why the continued to review applications involving Harriton Farm. * * W i t h l i s t i n g s t h e H a v e r f o r d S t a t i o n H i s t o r i c D i s t r i c t i n c l u d e s m o r e r e s o u r c e s t h a n a n y o t h e r d i s t r i c t i n t h e T o w n s h i p ; h o w e v e r, t h e d i s t r i c t w a s c r e a t e d i n A l l t e n a p p l i c a t i o n s i n v o l v i n g p r o p e r t i e s w i t h i n t h i s d i s t r i c t w e r e p r e s e n t e d b e t w e e n a n d It is important to understand that the number of applications in each district may be a reflection of the number of historic resources listed within a district. Generally speaking, when a greater number of historic resource listings are included in a historic district, more applications to the are presented. The Ardmore Commercial Center District is somewhat of an anomaly as there were more applications brought to the than there are historic resources within the historic district. Since 2001 the Montgomery County Community Revitalization Program has provided funding to the Ardmore Commercial Historic District in an effort to strengthen and stabilize the commercial corridor. The funding has been utilized to improve the streetscape and pedestrian ways, and to create a commercial façade loan program that has been used by Pennywise Thrift Shop, the Junior League Thrift Shop and Milkboy Coffee. Funding was provided to assist the Township to acquire Right-of-Way for the Ardmore/Lancaster Avenue Realignment Project and to assist with the Ardmore Transit Center project. The higher number of applications in the Ardmore Commercial Historic District may be related to the use of the revitalization funds and improvements associated therewith. The Merion Friends Meeting House changed hands during this period of time and the new owners actively restored the façade and changed the signage of the property. All six applications in the Merion Friends Meeting House/General Wayne Inn District pertained to this single property. Types of Requests The requests presented to the were separated into the categories listed below: 1. Signage/Awning/Lighting Actions involving installation of and changing details such as signage, awnings and lighting. 2. Alteration/Renovation Modifications to the exterior of the structures, such as installing a storefront window, new entrance, changing the roof type, or other architectural details New Construction Constructing an entirely new structure onsite. Conditional Use The Historic Resource Overlay District provides incentives, such as allowing for accessory dwelling units or reducing the required setbacks, to preserve historic resources by conditional use. Demolition The razing or complete destruction of a structure. Any alterations to the façade of a building may be considered demolition utilizing the strict application of the term Demolition as defined in the Zoning Code. For the purposes of this subsection the term Demolition is applied differently than is used in the Zoning Code to provide the reader a better picture of the types of requests presented in this analysis. Historical Significance A request to clarify the historical significance of additions to a historic resource. Subdivision A review of a proposed subdivision of a historic resource.

13 89 The number of requests presented to the is greater than the number of applications submitted because one application may include numerous requests. For example, a single application presented for a new business may include modifications to the storefront façade in conjunction with a request to change the business signage. Of the 244 requests between 2003 and 2008, nearly half (118) pertained to commercial signage or awnings (Figure E12). It may be beneficial to explore the possibility of utilizing signage design guidelines to allow for an expedited review process for signs in compliance with regulations specific to the historic district. In 2006, the Ardmore Storefront Design Guidelines were created for the Ardmore Commercial Center Historic District, but the review process has remained the same, requiring applicants to go to the, the Building and Committee and the Board of ers to obtain approval for changes to signage. Approximately 46% of the applications between 2003 and 2008 involved alterations or renovations. The most common request (67) involved the alteration or renovation of building facades. The also reviewed nine requests for new construction; one of which involved the demolition of a 1960 s residence. These requests for new construction resulted in the construction of five new single family homes. Three of the new homes are located on Righters Mill Road in Gladwyne as part of an application that preserved the existing historic residence. Two applications were submitted to permit the demolition of a shed and a 1960 s residence, neither of which contributed to the local historic district in which they were located. Only three conditional use requests were presented to the between 2003 and Conditional use approval is required to use the incentives provided in the Historic Resource Overlay District. There are 348 historic resources listed within all of the local historic districts. Less than one percent of the properties have taken advantage of the incentives. The lack of conditional use applications indicates that the incentives may not be working effectively in the local historic districts or that these properties have not had a need to use the incentives since the community is built-out. The existing incentives should be thoroughly reviewed as a part of the elements of the comprehensive plan. I n a d d i t i o n t o t h e t y p e s o f r e q u e s t s s h o w n o n t h e c h a r t, o n e r e q u e s t w a s p r e s e n t e d t o s u b d i v i d e a c a r r i a g e h o u s e f r o m t h e p r o p e r t y o f t h e m a i n h o u s e, w h i c h w a s a p p r o v e d b y t h e H A R B. O n e a p p l i c a n t a l s o r e q u e s t e d c l a r i f i c a t i o n o f t h e Historic Resource Inventory listi n g r e g a r d i n g t h e s i g n i f i c a n c e o f a c c e s s o r y b u i l d i n g s a n d a d d i t i o n s t o t h e m a i n h o u s e o f a h i s t o r i c property.

14 90 issues report Summary The Township has continued its commitment to protecting its historic resources through the adoption of strong historic preservation provisions and the creation of several historic districts. Between 2003 and 2008 the Historical reviewed 180 applications involving 132 properties and the Board of Historical Architectural Review reviewed 218 applications involving 120 resources. These applications were analyzed to identify the following trends and to develop the recommendations listed below: Historic resources were typically constructed prior to the adoption of the Zoning Code in 1927 and as a result may be nonconforming to the current standards making reasonable expansions difficult. However, few property owners have utilized the incentives available through the Historic Resource Overlay District. Evaluate the effectiveness of the historic resource incentives in residential and commercial areas. Improve public awareness of the existence of the incentives. Examine alternative incentives to increase the applicability of the incentives. Numerous requests were made to the during the time period regarding the signage and awnings of commercial businesses. Explore the possibility of utilizing signage design guidelines to expedite the review process for signs in context with the historic district. Public opposition to the use of historic preservation incentives may hinder the success of preservation initiatives. Explore the possibility of creating additional outreach programs as a means of informing property owners about opportunities available for preserving resources while at the same time easing concerns of neighbors who may be impacted by the implementation of historic preservation incentives available. Inventory the current public outreach and educational historic preservation programs.